STATE OF NEW YORK
                     DIVISION OF HOUSING AND COMMUNITY RENEWAL
                           OFFICE OF RENT ADMINISTRATION
                                    GERTZ PLAZA
                              92-31 UNION HALL STREET
                              JAMAICA, NEW YORK 11433

     ------------------------------------X 
     IN THE MATTER OF THE ADMINISTRATIVE :  ADMINISTRATIVE REVIEW
     APPEAL OF                              DOCKET NO.: AJ 810215-RO
                                         :  
                                            DRO DOCKET NO.: WY 86S-1235/
       ROBERT SENA                                          1270(OM)
                           PETITIONER    : 
     ------------------------------------X                             


           ORDER AND OPINION DENYING PETITION FOR ADMINISTRATIVE REVIEW


     On October 10, 1986 the above named petitioner owner filed a Petition  for
     Administrative Review against an order issued on  September  10,  1986  by
     the Rent Administrator concerning housing  accommodations,  located  at  1
     Leighton Avenue, Yonkers, New York.  The Administrator granted in part, an 
     application for rent increase based on the installation of  major  capital
     improvements.

     The Commissioner has reviewed the record  and  carefully  considered  that
     portion relevant to the issues presented by the administrative appeal.

     The owner commenced this  proceeding  on  March  19,  1986  by  filing  an
     application for a rent increase based on the installation of major capital 
     improvements.  The improvements were installation of new thermal  windows,
     rewiring of apartments, installing new entrance and  vestibule  doors  and
     brick pointing of building.  On April 18, 1986 the  owner  certified  that
     each tenant had been served with a copy of Application Form RA-79, a  copy
     of Notice Form RA-79 and three copies of Answer Form RTP-3.

     Several tenants filed answers to the application.  Although  most  of  the
     objections  made  were  non-substantial,  some  objected  to  the  alleged
     rewiring on the grounds that the work  done  was  not  building-wide,  but
     merely in some of the apartment units to correct work violations.

     The Administrator granted the application in part.  It was  noted  that  a
     prior opinion order (YAP-83-131/166) had determined that an  MCI  increase
     would be granted for the installation of a new roof, new thermal  windows,
     new entrance doors and pointing but not for electrical work and repair  as
     the intercom which appeared to be  normal  maintenance  and  repair.   The
     Administrator, in that order, had failed to specify the amount of the rent 
     increase pending full and proper documentation.

     The Administrator, in the order appealed from in this proceedings  granted
     an increase in rent for rent controlled and rent stabilized  tenants.   As
     regards the wiring, the Administrator found that the installation did  not
     constitute an MCI.  It is from that portion of the  Administrator's  order
     that the owner appeals.








          DOCKET NUMBER: AJ 810215-RO
     The owner argues that the electrical rewiring qualified as  an  MCI.   The
     installations  were  claimed  to  be  required  by  the  Yonkers  Building
     Department.  Attached to the petition is a letter by the contractor, which 
     set forth the wiring job done.  That letter stated:

               Install new wiring to all thirty-seven (37) apartments
          as needed and to code.

               Supply and install new receptacles and single pole 
          switches to all kitchens, living rooms and bedrooms.

               Supply and install new GRF (ground fault) receptacles
          to all bathrooms including ceiling lights or receptacles 
          controlled by single pole switches.

               Check and make all necessary repairs to electrical
          work to back stairway for 24 hour lighting.

               Install one electrically controlled smoke detector to
          all 37 apartments.

               Make all necessary plaster repairs where walls or
          ceiling are opened to conceal wiring.

               All debris resulting from above work shall be removed
          by the Contractor and job site left broom clean.

     Several tenants filed answers to the Petition.   The  answers  again  took
     issue with the building-wide nature of the wiring.   The  tenants  claimed
     that nothing other than the installations of new plugs  and  switches  was
     done.

     After a careful review of the evidence the Commissioner is of the  opinion
     that the petition should be denied.  

     In order to qualify  as  an  MCI,  electrical  wiring  installations  must
     consist of new copper risers and feeders extending from the  property  box
     in the basement to each accommodation and be  of  sufficient  capacity  to
     accommodate the installation of air conditioning circuits in  living  room
     and/or bedroom.  By petitioner's admission, the installations involved  in
     this  proceeding  wire  for  apartment  receptacles,  switches  and  smoke
     detectors.  That these installations were done to  correct  building  code
     violations is irrelevant in deciding whether the work qualifies as an MCI. 
     The Administrator's order is therefore affirmed.

     THEREFORE, pursuant to the Tenant Protection Emergency  Tenant  Protection
     Act and Tenant Protection Regulations, it is

     ORDERED, that this petition be, and the same hereby is, denied ad that the 
     Rent Administrator's order be, and the same hereby is, affirmed.

     ISSUED:
                                                                  
                                             ELLIOT SANDER
                                          Deputy Commissioner
                                         
    

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